Stamp duty β officially called transfer duty in most states β is one of the largest upfront costs when buying property in Australia. Depending on where you buy, it can add tens of thousands of dollars to your purchase price. But here's the thing: stamp duty rates vary significantly between states and territories.
In this guide, we break down the current stamp duty landscape across every Australian state and territory, so you can compare costs, understand exemptions, and plan your budget accordingly.
Quick tip: Use our stamp duty calculator to get an instant estimate for your specific situation β including first home buyer concessions and foreign buyer surcharges.
How Stamp Duty Works in Australia
Stamp duty is a one-off tax paid by the buyer when purchasing property or land. It's calculated on the property's purchase price (or market value, whichever is higher) using a sliding scale β the more expensive the property, the higher the rate.
Each state and territory sets its own rates, thresholds, exemptions, and concessions. There is no federal stamp duty in Australia.
Key Factors That Affect Your Stamp Duty
- Property price β higher price means higher duty
- State or territory β rates vary significantly
- Buyer type β first home buyers, investors, and foreign buyers all pay different amounts
- Property type β new builds vs established homes can have different concessions
- Owner-occupier vs investor β some states charge more for investment properties
State-by-State Comparison
New South Wales (NSW)
NSW uses a tiered rate structure ranging from $1.25 per $100 for properties under $17,000 up to $7 per $100 above $3,505,000.
First home buyers enjoy a full exemption on properties up to $800,000 and a concessional rate on properties between $800,000 and $1,000,000.NSW also offers a property tax option β eligible first home buyers can choose to pay an annual land tax instead of upfront stamp duty. This can significantly improve affordability for buyers stretching to enter the market.
Foreign buyer surcharge: 9% on top of standard rates.| Property Price | Approx. Stamp Duty |
|---|---|
| $500,000 | $17,990 |
| $750,000 | $28,162 |
| $1,000,000 | $40,412 |
| $1,250,000 | $50,762 |
Victoria (VIC)
Victoria has some of the highest stamp duty rates in Australia. The top marginal rate is 6.5% for properties over $2,000,000 (or 5.5% for properties between $960,000 and $2,000,000).
First home buyers are exempt on properties up to $600,000 and receive a concession between $600,000 and $750,000.Victoria also applies an off-the-plan concession which can reduce the dutiable value by excluding construction costs not yet completed at settlement.
Foreign buyer surcharge: 8%.| Property Price | Approx. Stamp Duty |
|---|---|
| $500,000 | $21,970 |
| $750,000 | $40,070 |
| $1,000,000 | $55,000 |
Queensland (QLD)
Queensland offers two rate schedules: a home concession rate for owner-occupiers and a general rate for investors and other buyers. The home concession rate is significantly lower.
A major 2025 change: first home buyers purchasing new or substantially renovated homes are exempt from stamp duty regardless of property value (for contracts signed from 1 May 2025).
For existing homes, first home buyers get a full exemption up to $700,000 and a concession up to $800,000.
Foreign buyer surcharge (AFAD): 8%.| Property Price | Owner-Occupier | Investor |
|---|---|---|
| $500,000 | $8,750 | $15,925 |
| $750,000 | $19,600 | $26,775 |
| $1,000,000 | $30,850 | $38,025 |
South Australia (SA)
South Australia uses a straightforward tiered system with rates ranging from $1 per $100 (under $12,000) to $5.50 per $100 (above $500,000).
SA is one of the few states that provides a full stamp duty exemption for all first home buyers on new homes β regardless of property value. However, there is no concession for first home buyers purchasing existing homes.
Foreign buyer surcharge: 7%.| Property Price | Approx. Stamp Duty |
|---|---|
| $500,000 | $21,330 |
| $750,000 | $35,080 |
| $1,000,000 | $48,830 |
Western Australia (WA)
WA's general transfer duty rates range from $1.90 per $100 (under $120,000) to $5.15 per $100 (above $725,000).
First home buyers are exempt on properties up to $430,000 (houses) or $300,000 (vacant land), with concessional rates up to $530,000 and $400,000 respectively. Foreign buyer surcharge: 7%.| Property Price | Approx. Stamp Duty |
|---|---|
| $500,000 | $17,765 |
| $750,000 | $29,741 |
| $1,000,000 | $42,616 |
Tasmania (TAS)
Tasmania's rates range from $1.75 per $100 (for values between $3,000 and $25,000) up to $4.50 per $100 (above $725,000).
First home buyers receive a 50% discount on stamp duty for properties under $600,000 when purchasing an established home. Combined with the $30,000 First Home Owner Grant, Tasmania offers strong incentives. Foreign buyer surcharge: 8%.| Property Price | Approx. Stamp Duty |
|---|---|
| $500,000 | $18,248 |
| $750,000 | $28,935 |
| $1,000,000 | $40,123 |
Australian Capital Territory (ACT)
The ACT is unique β it's in the process of phasing out stamp duty entirely, replacing it with higher annual rates (land tax). During the transition, rates still apply but are being gradually reduced.
The Home Buyer Concession Scheme offers eligible buyers (income thresholds apply) a concession of up to $34,504 on properties under $1,000,000.
Foreign buyer surcharge: None (the ACT does not impose a foreign buyer surcharge on stamp duty).| Property Price | Approx. Stamp Duty |
|---|---|
| $500,000 | $11,400 |
| $750,000 | $19,208 |
| $1,000,000 | $33,958 |
Northern Territory (NT)
The NT calculates stamp duty using a formula-based system rather than a simple tiered table. Rates effectively range from around 4.95% for lower-value properties down to about 5.45% at the higher end.
The NT offers stamp duty discounts for all home buyers (not just first home buyers):
- First home owner discount: up to $18,601 off
- Home owner discount (existing owners buying a new home): up to $10,096 off
| Property Price | Approx. Stamp Duty |
|---|---|
| $500,000 | $23,929 |
| $750,000 | $37,125 |
| $1,000,000 | $49,500 |
Which State Has the Cheapest Stamp Duty?
For a $750,000 property purchased by an owner-occupier (not first home buyer):
| State | Stamp Duty | Rank |
|---|---|---|
| ACT | $19,208 | π₯ Cheapest |
| QLD | $19,600 | π₯ |
| WA | $29,741 | π₯ |
| NSW | $28,162 | 4th |
| TAS | $28,935 | 5th |
| SA | $35,080 | 6th |
| NT | $37,125 | 7th |
| VIC | $40,070 | 8th (Most expensive) |
Tips for Reducing Your Stamp Duty
- Check first home buyer eligibility β most states offer significant exemptions or concessions
- Consider buying below the exemption threshold β in NSW, buying at $800,000 saves you the full $31,412 in stamp duty
- Look at off-the-plan purchases β Victoria and some other states offer concessions on unbuilt properties
- Explore the NSW property tax option β paying annual land tax instead of upfront stamp duty could save you thousands
- Buy land and build separately β stamp duty on vacant land is much lower, and you don't pay duty on construction costs
- Time your purchase β some concessions have start/end dates (like QLD's new home exemption from May 2025)
Use Our Free Calculator
Don't rely on estimates β get an exact figure for your situation. Our stamp duty calculator covers all Australian states and territories, including:
- First home buyer exemptions and concessions
- Foreign buyer surcharges
- Investment property rates
- LMI (Lenders Mortgage Insurance) estimates
- Monthly mortgage repayment calculations
Rates are current as of March 2026. Stamp duty rates are subject to change by state and territory governments. Always confirm with your conveyancer or solicitor before making financial decisions.